A neighborhood that began in 1950 as housing for veteran workers, with narrow, quiet streets of private houses, alongside new apartment buildings on Gil, Pavel Frenkel and Tchernichovsky streets
Vatikim is a neighborhood in southwest Kfar Saba. According to GovMap, it borders HaZemer HaIvri to the north, Savyonei HaKfar and Sirkin to the northeast, Maoz and Lamperet to the east and HaPrachim to the south, with Highway 4 running along its western edge.
RS Nadlan is a real estate marketing and brokerage company active in Tel Aviv, Ramat HaSharon, Herzliya, Raanana and Kfar Saba, specializing in neighborhoods of private homes and luxury properties. We accompany buyers and sellers in Vatikim with complete discretion, including properties that are never publicly listed.
Vatikim combines two worlds: the historic Vatikim housing quarter, whose lottery for residents was held in August 1950, and apartment buildings built from 2000 onward. Since January 2023, 35 deals were included in the analysis: an apartment sold for a median of about ₪3.25 million, or about ₪32,500 per m², and a semi detached cottage for a median of about ₪7 million.
Based on 27 apartment deals from January 2023 to August 2026, an apartment in Vatikim sold for a median of about ₪3.25 million, or about ₪32,500 per m², about 4% above the price per m² for Kfar Saba as a whole. Alongside the apartments, 8 cottage deals were recorded, and a semi detached cottage sold for a median of about ₪7 million.
Medians, January 2023 to August 2026, after removing duplicates, deals under ₪800,000 and deals with irregular records, such as sales of partial ownership shares or a small house whose price mainly reflects the plot. Prices by room count and per m² for apartments refer to apartments in multi unit buildings. Price per m² is based on built area. Room counts include the living room. The number of deals is small, so the figures are an indication rather than an index.
According to an RS Nadlan analysis of 35 recorded deals in the Vatikim neighborhood of Kfar Saba, from January 2023 to August 2026, the median apartment price is about ₪3.25 million, or about ₪32,500 per m², about 4% above the city median. A semi detached cottage in the neighborhood sold for a median of about ₪7 million, with a built area of about 260 m².
Recorded deals reported to the Israel Tax Authority, after removing duplicates and deals with irregular records. Deals were assigned to the neighborhood by its GovMap boundaries and by locating the addresses; two deals on HaHagana Street that could not be located were assigned by their label in the data. Updated October 2026.
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| Date | Street | Property type | Rooms | Price | ₪ per m² |
|---|---|---|---|---|---|
| 1.2026 | Gil | Apartment, seventh floor | 4 | ₪3.3 million | ₪31,731 |
| 1.2026 | Gil | Duplex apartment | 5 | ₪4.575 million | ₪33,889 |
| 6.2025 | Tchernichovsky | Apartment, fifth floor | 4 | ₪2.83 million | ₪28,300 |
| 5.2025 | Pavel Frenkel | Apartment, second floor | 5 | ₪4.2 million | ₪35,593 |
| 12.2024 | Yekutiel Adam | Semi detached cottage, 257 m² | 7 | ₪6.8 million | ₪26,459 |
| 11.2024 | Tchernichovsky | Apartment, seventh floor | 6 | ₪4.47 million | ₪33,111 |
| 10.2024 | HaHagana | Semi detached cottage, 280 m² | 9 | ₪7.1 million | ₪25,357 |
| 5.2024 | Gil | Apartment, fourteenth floor | 5 | ₪4.7 million | ₪34,559 |
| 1.2024 | HaHagana | Semi detached cottage, 260 m² | 6 | ₪7.69 million | ₪29,554 |
| 2.2023 | HaShomer | Semi detached cottage, 260 m² | 8 | ₪7.9 million | ₪30,385 |
Vatikim is a small, mixed market. 27 of the 35 deals in the analysis are apartments, most of them in buildings built from 2000 onward. The median price per m² for apartments, about ₪32,500, is about 4% above the median for Kfar Saba as a whole, and the price per apartment, about ₪3.25 million, is above the city median of about ₪2.8 million. Alongside the apartments, 8 cottages were sold, at a median of about ₪7.05 million.
A selection of recorded deals, newest first. Price per m² is based on the registered built area. No asking prices are included.
A valuation based on recorded deals on the same street and for the same type of property, and on the features of the apartment or house, free of charge. And for buyers, discreet updates on properties that never reach the listings.
Vatikim lies in southwest Kfar Saba. According to Merkaz HaNadlan, three of its sides are bounded by Tchernichovsky Street, Derech HaSharon and Highway 4. To the north is HaZemer HaIvri, to the east Maoz and Lamperet, and to the south HaPrachim.
The historic heart of the neighborhood: narrow streets of private houses. The deals include semi detached cottages of about 215 to 280 m², some of them built between 2010 and 2018.
Apartment buildings from the 2000s and the decade that followed. Gil 7, a 15 storey building from 2007, is the address with the most deals in the neighborhood.
A building from 2021 on the street that bounds the neighborhood. 7 deals in apartments of 4 to 6 rooms since 2024, at ₪2.27 to ₪4.47 million.
According to GovMap, Meir Hospital lies within the neighborhood boundary. It opened in 1956, originally as a hospital for lung patients.
Open in mapAccording to Wikipedia, registration and planning for the neighborhood, about 40 housing units for veteran workers, took place at the end of 1949, and the lottery for residents was held in August 1950. Merkaz HaNadlan describes the quarter as a neighborhood of narrow streets with an intimate character, between Tchernichovsky, Derech HaSharon and Highway 4.
The neighborhood boundary in GovMap is wider than the historic quarter, and also includes new apartment buildings and Meir Hospital. Most deals since 2023 are apartments in buildings built from 2000 onward, alongside cottages in the older quarter, some of them built in the last decade.
According to reports by Merkaz HaNadlan and mynet in 2020, the subcommittee of the local planning committee approved a plan intended to cancel old expropriations that were never carried out and to preserve the pattern of the houses in the neighborhood: a ground floor, a first floor and an attic.
Vatikim is a quiet neighborhood of inner streets, close to the main routes of the west of the city. Meir Hospital and the Beit Hillel synagogue lie within it, and to the north are the sports and school facilities of HaZemer HaIvri.
According to Merkaz HaNadlan, narrow streets with an intimate character at the heart of the quarter.
The Beit Hillel synagogue, within the neighborhood.
Meir Hospital and its Clalit clinic, within the neighborhood boundary according to GovMap.
The sports hall and the Arik Einstein Hall in the neighboring HaZemer HaIvri.
School placement in Kfar Saba follows the municipality’s registration zones and the home address, so it is worth confirming it with the Education Department of Kfar Saba Municipality before buying.
Schools in the HaZemer HaIvri neighborhood, north of Vatikim, according to GovMap.
The municipality assigns pupils by education zone and home address, not by the name of the neighborhood.
Placement is determined by address. It is worth checking with the Education Department, especially on streets at the edges of the neighborhood.
According to Merkaz HaNadlan, Vatikim is bounded by Highway 4, Derech HaSharon and Tchernichovsky Street, so the main routes are only a short drive away.
Highway 4 on the western edge, with Derech HaSharon and Tchernichovsky on the other sides. Highway 6 runs along the east of the city and Route 531 along its south.
Kfar Saba Nordau station, at the other end of the city.
The northern section of the M1 line was approved in December 2024, with no approved opening date.
Vatikim holds two markets within one neighborhood: apartments in relatively new buildings, and cottages on older plots. The median gap between an apartment and a semi detached cottage is more than ₪3 million, and within each type the price is set by the details: floor, year of construction, plot size and building rights. That is why we price by deals on the same street and for the same type of property, not by a neighborhood average.
RS Nadlan handles deals in the neighborhoods of north Tel Aviv and the Sharon, and knows the families looking for a house or a large apartment in Kfar Saba. When it is right for the seller, we present the property by direct approach to suitable buyers.
For those planning the sale of an apartment or cottage in Vatikim, we offer exclusive representation with a discreet marketing plan, and for buyers we present properties for sale in Kfar Saba. We also operate as a real estate agency in Kfar Saba, across all of the city’s neighborhoods.
In southwest Kfar Saba, between Tchernichovsky Street, Derech HaSharon and Highway 4. To the north is HaZemer HaIvri, to the east Maoz and Lamperet, and to the south HaPrachim.
According to Wikipedia, registration and planning for about 40 housing units for veteran workers took place at the end of 1949, and the lottery for residents was held in August 1950.
In recorded deals from January 2023 to August 2026, the median apartment price is about ₪3.25 million, or about ₪32,500 per m². A 4 room apartment sold for a median of about ₪2.96 million (15 deals), and a 5 room apartment for a median of about ₪4.2 million (9 deals). Israeli room counts include the living room.
A semi detached cottage sold for a median of about ₪7 million (7 deals), with a built area of about 260 m². The highest deal, ₪7.9 million, was recorded on HaShomer Street in February 2023. The number of deals is small, so this is an indication only.
The median price per m² for apartments in Vatikim, about ₪32,500, is about 4% above the median for Kfar Saba as a whole, about ₪31,300. A semi detached cottage sold here for about 12% above the city median of about ₪6.24 million.
According to reports from 2020, the plan approved by the local subcommittee preserves the pattern of the houses in the neighborhood: a ground floor, a first floor and an attic. Building rights on a specific plot should be checked with the local planning and building committee.
Placement follows the registration zones of Kfar Saba Municipality and should be confirmed with the Education Department. The HaYarok and Rachel HaMeshoreret schools are in the HaZemer HaIvri neighborhood, north of Vatikim.
The neighborhood is bounded by Highway 4, Derech HaSharon and Tchernichovsky Street, so the main routes are close by. Kfar Saba Nordau railway station is at the other end of the city.
From the RS Nadlan professional blog
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